Loading...
HomeMy WebLinkAboutDRC Thoughts 042716INITIAL THOUGHTS 881 & 891 Route 28 – Mixed Use Development: GENERAL COMMENTS: HMOD1: The project is proposed to develop under the HMOD1. Applicant must meet mandatory compliance with the Architectural and Site Design Standards or request relief. Special Permit relief is from the Planning Board and Variance relief is from the ZBA. Based on the current design, some relief will be required. Phasing: Applicant needs to develop a phasing plan that shows the buildings, parking, landscaping, site design and access per phase. This is especially important should Phase 2 never be developed. Phase 1 should include the Community Building and the residential building facing Route 28. A full site demolition on both properties should be completed as part of Phase 1 and loamed/seeded and properly maintained. Growth Incentive Zone (GIZ): The applicant should obtain a written confirmation from the Cape Cod Commission on the GIZ applies to this project as currently proposed, including the phasing. Existing Conditions Plan: Please provide an Existing Conditions Plan that includes the Bass River Motel. Also, topography will be necessary to determine building heights. April 13, 2016 Memo: Most of the comments from the attached April 13, 2016 Town Planner Memo apply and have not been repeated here. ARCHITECTURE – RESIDENTIAL: The residential architecture is significantly improved from the initial proposal with the overall height reduced. Colors: Consider light blue rather than tan. The darker blue on the third floor gable ends and shed dormers is a nice contrast. Rooftop equipment: Rooftop equipment should not be seen from Route 28, handrail along the top does not appear sufficient. Modulation: Some modulation of the building appears less than 1’ which is insufficient and makes the building look flat. The Architectural and Site Design Standards call for a minimum 6’ every 50’ with 10’ preferred. If less modulation is provided, relief will be required. Windows: Blank space between two windows on the third floor gable ends looks odd. Windows on the shed dormers should be symmetrical. Door Styles: Door styles need to be provided and should have some detail and not be flat. Laundry: Are three washers/dryers sufficient for 30 units? It may be possible to have laundry on each floor for the buildings without an elevator. Storage: The lack of storage outside the units may be an issue. Floor Plan for Buildings without Elevators: Need floor plans for buildings without an elevator to show how this extra space would be used. Elevations for Building C: Need elevations for Building C which has the parking below if some of the parking area is being exposed. Air Conditioning: Use of window style air conditioning units should not be allowed. ARCHITECTURE – COMMUNITY BUILDING & WWTF: Colors: Consider light blue color rather than tan. WWTF: Architectural design of the attached WWTF needs to be provided. ARCHITECTURE – COMMERCIAL: Only the front elevation has been provided which shows a nice variation of roofline, materials and breaks down the mass of the building nicely. A clock tower would be a nice addition. Modulation: Some additional modulation of the building along Ocean Ave will be required, ends and rear of the building. Also, would recommend you keep all front yard setbacks on the commercial building to a minimum of 15’. This could be done with a jog in the retail space. SITE PLAN: Vehicular Access/Circulation: Access to the commercial building will likely be through the western Route 28 entrance. There are safety concerns with conflicting turning movements for the parking and vehicles entering/exiting the property. Would recommend having this be a shared entrance with pedestrian access and street trees on both sides and no parking. This would allow for the front residential building along Route 28 to be moved westward so it will not butt up directly against the sidewalk along the eastern entrance. Although not ideal as it impacts the open space, this parking could be located as double loaded parking behind the Route 28 building. The access off Banister Lane will likely be an issue with the residential neighborhood with vehicular lights directly into a residential home. Consider eliminating this access altogether or making it emergency vehicles only if needed for public safety. Pedestrian Access: Additional pedestrian access should be provided between the residential and commercial areas and across parking areas. Streetscape: As the buildings are proposed to be closer to the roadway than allowed by HMOD1 (and the minimum allowed by VCOD), the applicant should provide streetscape amenities as outlined in Section 414.8 VCOD Design Standards, to give a Main Street feel with wide sidewalks, street trees in grates, benches, pedestrian scale decorative lighting, etc. Landscaping: For high density developments, the landscaping plan is especially critical and a detailed plan along with planting schedule should be developed by a landscape architect. Special attention should be given to the streetscape along Route 28 and Ocean Avenue (see streetscape comment above), the central common area and all buffer areas, including a buffer between the residential and commercial portions of the site. Quality existing trees 4” in diameter and larger should be identified by size/type on the existing conditions plan and protected/retained, especially abutting the residentially zoned areas. The buffers abutting residentially zoned areas shall have a vegetated, virtually opaque screen that includes trees every 20’ and high quality fencing (detail to be provided). Fencing location on Banister Lane will depend on whether existing trees can remain. Parking: Need to provide parking calculations for commercial space. Curbing: It is unclear what type of curbing is proposed. A vertical curb should be utilized to provide added protection for pedestrians and serve as a curb stop for vehicles. Granite curbing is recommended for longevity. Building Height: Need to provide existing conditions plan with topography and calculations on how building height was determined. Lighting: Signs: Sign detail needs to be provided for Formal DR. Utilities: All utilities to be underground. Any ground mounted electrical cabinet or HVAC shall be screened.